Newsletters
Residential rents in Istanbul reached surprising levels at the end of 2025, yet new data shows that the city’s most expensive neighborhoods deliver some of the weakest rental returns for property investors.
According to Endeksa figures cited by Türkiye Daily, the average monthly rent for apartment type homes in Istanbul measured around $784 (₺33,823) in December 2025. Annual rent increased by 35.67% over the year, exceeding the national average.
Despite this surge, Istanbul’s annual gross rental yield stood at 7.24%, while the average investment payback period reached 14 years. District level data shows major differences between high price and low price districts.
Among Istanbul districts, Esenyurt recorded the highest rental return, driven by low purchase prices and strong demand.
In December 2025, average monthly rent in Esenyurt stood at ₺20,222, while the annual gross rental yield reached 9.41%, the highest in the city.
Other districts with strong rental yields included:
Endeksa data shows that lower square meter sale prices play a decisive role. While the Istanbul average reached ₺56,631 per square meter, prices stood at ₺27,140 in Esenyurt, ₺40,823 in Fatih, and ₺43,054 in Gungoren.
By contrast, Istanbul’s traditionally high value districts ranked among the lowest for rental returns:
These districts remain desirable due to location and lifestyle advantages, but elevated purchase prices significantly reduce rental profitability.
When rental yields are assessed at the national level based on sale prices, Istanbul does not rank among the top ten provinces.
According to Endeksa data, the national average monthly rent for apartment type housing reached ₺24,101 in December 2025. Annual rent growth across Türkiye stood at 27.42%.
The provinces with the highest rental yields in 2025 were:
Other high return provinces included Artvin, Kars, Sanliurfa, Kilis, and Bilecik.
Among metropolitan municipalities, Ankara, Tekirdag, and Sanliurfa were the only large cities to appear in the top ten. Istanbul’s 7.24% yield placed it below these locations despite having the highest average rents in the country.
The figures reflect new rental listings and vacant properties entering the market, rather than ongoing rental contracts. This distinction matters in Türkiye’s regulated housing market, where long term tenants often pay significantly lower rents.
Rental yield is calculated by dividing a property’s sale price by its monthly rent to determine the payback period, then converting that figure into an annual gross return.
Sector representatives warn that rental yield alone should not guide investment decisions. Some provinces with lower yields may see stronger price appreciation, while high yield areas may experience slower value growth.
Set as preferred source
4 min read
